Attch C Architectural Compatibility Plan-Dec19.pdf

[ T y p e t e x t ]

Morón Air Force Base

Architectural Compatibility Plan

December 2019

TABLE OF CONTENTS

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Morón AFB Architectural Compatibility Plan – TABLE OF CONTENTS

Introduction……………………………………………. 3

Definitions and General Considerations………………. 6

Visual Elements…………………………. 7

Additional Design Consideration……….. 11

Visual Patterns………………………….. 13

Visual District…………………………… 14

Visual Character………………………

Design Standards……………………………………... 16

Basewide…………………………………….… 16

Buildings………………………………… 16

Wall System…………………………….. 18

Roof System…………………………….. 19

Entrances………………………………... 21

Windows and Doors……………………. 22

Ancillary Structures……………………. 23

Screen and Enclosures………………….. 24

Landscaping……………………………. 25

Walkways and Paths…………………… 26

Roads…………………………………… 27

Parking…………………………………. 29

Signs……………………………………. 30

Site Furnishing…………………………. 31

Lighting………………………………… 32

Utilities…………………………………. 34

Flightline/Industrial…………………………… 35

Family Housing……………………………….. 38

Implementation………………………………………. 40

Appendices…………………………………………… 43

Materials and Colors………………….… A1

Exterior Color Applications…………..… A2

Landscape Materials……………………. A3

ACRB Project Checklist………………... A4

Index……………………………………. A5

Notes……………………………………. A6

INTRODUCTION

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Morón AFB Architectural Compatibility Plan – INTRODUCTION

The Architectural Compatibility Plan (ACP) defines a clear design vocabulary to be used throughout the base, providing specific standards for all aspects of exterior design. Compatible architecture is accomplished with similar buildings, using common design forms, detail, materials, site features, and streetscapes.

Quality and compatibility are achieved through creating a unified visual environment that is based on an Architecture of Community, similar to a campus or small town.

The principal design goal is to direct development at Morón AFB toward a livable, attractive, and cohesive installation.

The ACP provides the design standards that will help to build compatible facilities and a quality environment. Implementation of the standards will result in the creation of community.

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PURPOSE

The purpose of the ACP is to define design standards to buildings, site development, and streetscapes that serve to integrate the visual character throughout the base.

The ACP will help ensure consistent quality design decisions by commanders, planners, architects, engineers, maintenance staff, and residents. It promotes clear concise communication between the

Morón Air Force Base personnel and design professionals.

This plan applies to self help initiatives, small projects, and operations and maintenance activities as well as large construction efforts.

The ACP is referenced from and supports the Morón AFB General Plan as key component plan.

HOW TO USE THIS PLAN

The ACP defines three distinct architectural settings: Basewide, Flightline/Industrial, and

Housing.

General and specific design standards for all buildings are included in the Basewide setting.

Basewide standards shall be applied to all projects. When a project is located in the

Flightline/Industrial, or Family Housing setting, more specific standards from those Sections of the ACP shall be applied.

The implementation Section of the ACP outlines key elements to ensure success in designing and constructing excellent facilities. It discusses the traditional design process, highlights the importance of site analysis, and describes the role of the Architectural Compatibility Review

Board (ACRB). The implementation section defines methods defines methods to facilitate the coordination and approval of design submittals.

Finally, the Appendices provide additional information including an index, a list of building materials, site amenities, color, and landscape materials and a checklist for the ACRB and project personnel. Use the appendices in conjunction with the general text of the ACP as a quick reference to specific materials and color specifications.

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DEFINITIONS AND GENERAL CONSIDERATIONS

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Morón AFB ACP – DEFINITIONS AND GENERAL CONSIDERATIONS Page 6

DEFINITION AND GENERAL CONSIDERATIONS

An Architecture of Community is the long-range vision for Morón Air Base. This is a vision of excellence displayed in a high-quality corporate image for facilities, the landscape, and the environment. It is expressive of the architectural character, climatic factor, and cultural influences typically associated with the area.

To understand architectural compatibility and how it affects the Air Force, an understanding of the term is necessary. Compatible is generally defined as "capable of existing together in harmony, or to be consistent." Architectural compatibility results from designing and building facilities in harmony with their natural and man-made surroundings and environment. Architectural compatibility would therefore be concerned not only with the physical appearance of buildings, but interfacing with planning, landscape development and interior design goals and objectives.

Architectural compatibility considerations are those planning and design factors which influence and enhance an installation's physical appearance. The decision as to what should be considered is determined by the situation and particular requirements of the installation, and the overall environment within which the installation exists.

Military installations should provide efficient and pleasant physical environments conducive to attracting and retaining skilled and motivated personnel. The design, location, and maintenance of individual elements such as buildings, roads, parking lots, signs, and landscaping create the quality of the environment. Each of the elements should be functional, attractive, and harmonious with each other. This helps to create an environment that enhances the capability of the installations to support their mission(s), and fosters pride in, and a commitment to, military service.

Developing an architectural compatibility program can be an invaluable tool in achieving the following:

A record of established goals and objectives leading to more consistency for leadership decision-making.

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Morón AFB ACP – DEFINITIONS AND GENERAL CONSIDERATIONS Page 7

Improvement in the environment through new construction.

Environmental design continuity.

A baseline for review of future changes in goals and objectives.

A reasonable control of design expression.

Clear and consistent communication between the Air Force as a client and designers, in-house or contracted professionals.

Improved programming and budgeting by limiting the range of options and promoting consistency.

Impart a sense of pride, organization, vitality, and good management. The installation should reflect a leadership that cares about its people.

The ACP provides the design standards that will help to build compatible facilities and a quality environment. Implementation of the standards will result in the creation o community

Architectural compatibility and Community can be achieved by understanding the vision for the base and by refining its design vocabulary. Successful examples of high quality facilities, landscaping, and streetscapes are presented in this ACP. These examples depict the design standard that will ensure compatibility and achieve the vision of excellence.

The following sections define and discuss each of the three levels of considerations for developing architectural compatibility guidelines: visual elements, visual patterns and visual districts. The visual elements working together will form larger scale visual patterns, which in turn establish the theme for a visual district.

VISUAL ELEMENTS

The following visual elements establish the physical appearance and character of an individual building or group of buildings. They include: Theme, Scale, Form, and Articulation.

Theme

Theme is a combination of materials, texture, colors, form, type of construction, details, and building systems. Repetition of design elements in similar ways on separate buildings helps establish an architectural theme. A theme may be based on historical, cultural, technological, and other standards. Examples include Spanish, Western, modern, colonial and high-tech.

A theme should not be arbitrarily chosen. A Spanish theme would not be appropriate in the

Northeast.

Themes may reflect energy consciousness through passive and active solar design; they may reflect a historical period such as exists in many old brick buildings; they may simply reflect an appreciation and respect for the natural beauty and resources native to a region.

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Morón AFB ACP – DEFINITIONS AND GENERAL CONSIDERATIONS Page 8

Themes should reflect the installation's mission, heritage and regional characteristics, and emphasize human scale.

Regional and local resources should be studied in evaluating existing themes.

Materials that are native to the region should be used. Colors and textures should also be reflective of the region.

Details and type of construction should be characteristics of the area.

The theme must be considered when adding to, altering, maintaining and repairing facilities.

Scale

Scale is a comparison of the dimensions of various components of a building to other related elements and to human dimensions.

Scale also refers to the size relationships between adjacent buildings, and between buildings and adjacent open spaces.

Proposed buildings should be scaled to be compatible with overall mass and individual parts of buildings in the visual district.

Form

Mass and shape define form. Mass refers to the volume defined by a structure relative to its surroundings and to its apparent solidity and weight. Shape is the complexity of the surface planes.

Articulation

Articulation is the discreet visual definition of architectural systems from bottom to top. This promotes a discriminating use of materials, colors, fenestration and details.

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Materials

Cohesive and consistent architectural character can be achieved in new construction through the use of exterior building materials that are similar to or compatible with adjacent buildings. A cluttered, cosmetic application of a number of different materials on a facade should be avoided.

Materials should be used consistently on all facades of a building.

Materials should be selected based upon their appropriateness to the building type, durability, climatic conditions and the prevailing architectural design and character of the installation.

Materials distinctive to an established architectural character worthy of merit should be adhered to consistently throughout an installation. Deviations from established materials should not be allowed without good reason. However, an historic style should not be imitated where it is inconsistent with functional requirements and construction economies. The use of similar materials, complementary colors and a compatibly scaled building can successfully relate new buildings to an historical style or setting.

Color

Color is closely linked to the appropriate selection of exterior building materials and is a critical design element in relating adjacent buildings and creating a compatible visual environment within an installation.

In general, colors should be integral rather than applied to exterior building materials.

Avoid surfaces that require costly periodic repainting.

Colors should be selected on the basis of the desired appearance and attractiveness of the building, its compatibility with adjacent building colors and the prevailing color scheme of the architectural and natural landscape character of the installation.

Colors should be carefully selected for their ability to modify climatic conditions.

Generally, light-colored building exteriors tend to reflect solar radiation and promote heat loss, but increase glare; dark-colored exteriors tend to absorb solar radiation, promote heat gain and reduce glare.

Exterior building colors should be limited in number and controlled by an established color palette for use throughout the installation. This palette should specify a limited number of coordinated and complementary colors that are subdued and harmonious.

Strong, loud colors should generally be avoided and used only for special identification purposes; where they are employed they should not dominate or overpower the visual character of the setting.

Colors can be used to evoke an historical or regional architectural style that should be employed only where appropriate.

Exterior appurtenances should match the color they are set against, i.e. roof penetrations shall match the roof color, and items attached to or adjacent to walls should match the wall color.

Posts, gas meters, and exposed piping should be identified with the utility color reference.

Downspouts should be visually integrated into the facility architecture. They should be specified to match or blend with the color of the adjacent wall material.

Avoid the use of "supergraphics" painted on building facades.

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Fenestration

The fenestration of a building is the openings within the building envelope.

Design openings to form a unified composition in proportion to the building elevation.

Proportion and detail a building's exterior fenestration to the scale of adjacent buildings.

Window placement should relate to internal areas. Mullion spacing should provide a good module for internal layout of office space, entrances, common use areas, etc.

Larger building facades with oversized fenestration elements tend to create a more monumental scale while smaller buildings with more finely detailed fenestration tend to create a more human scale.

Detail

Cohesive and consistent architectural character can be achieved in new construction through the use of details that are similar to or compatible with adjacent buildings. Visual clutter can be avoided by thoughtfully detailing or eliminating exterior appurtenances.

Locate above-grade utility connections, vents and other projections through the building away from high-visibility areas. Do not locate any utility projections, such as air conditioning units, on the street side of the building.

Avoid exterior surface-mounted conduits, electrical boxes, etc.

Roofs should be designed with the least number of penetrations possible. In this interest, rooftop mechanical systems should be avoided whenever possible. If rooftop units are unavoidable, mechanical roof "courtyards" should be considered to minimize visual impact.

ADDITIONAL DESIGN CONSIDERATIONS

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ADDITIONAL DESIGN CONSIDERATIONS

Additional design considerations should encompass the following:

Renovation/Rehabilitation

Renovations provide the opportunity to change materials which are no longer serviceable and add form enriching elements which would result in a building more consistent with the character of the installation.

Use exterior materials and details that are compatible with those of adjacent buildings.

Architectural character, form and style must be especially compatible.

In the construction of additions to existing buildings, use materials and details that are similar in color, texture and order to those on the existing building.

Avoid the infill of windows and doorways except where dictated by security concerns.

Maintenance & Operations

Maintenance requirements need to be considered during the planning and design process for all buildings.

Design buildings to minimize life cycle cost, energy consumption and maintenance through the selection of proper materials and construction standards.

Ensure that the facility orientation and wall sections do not encourage excessive passive heat gain.

Wall assemblies shall be designed to minimize vapor infiltration and condensation. To this end, vapor barriers are required for the local climatic conditions.

Use materials with integral colors to minimize repainting.

Temporary Buildings

These buildings are classified as temporary in the real property inventory, since they will be demolished as permanent replacements are constructed. These buildings require maintenance and renovation to provide protection from weathering and deterioration until demolition. In most cases, these buildings are utilized well beyond their design life. The following guidelines should govern removal of these structures:

Demolish and remove temporary buildings as soon as permanent replacements are constructed.

Undertake maintenance and renovation work which is consistent in scope and cost with the anticipated time period until demolition.

0-5 Years: Continue scheduled maintenance as needed. This includes painting and minor repairs to roofs, doors and windows.

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5-15 Years: Schedule recladding, new windows and doors as needed. Use compatible materials and colors. Design building modifications to be consistent with the character of the building. Do not construct any building additions.

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VISUAL PATTERNS

Elements make up patterns - for example, a particular type of fenestration on the exterior of a building is an element that if clearly defined and incorporated on a series of related buildings forms a pattern that is recognizable. If the pattern is an appropriate one and is well adapted across different buildings. It will be recognized as pleasing and contribute to the theme of the community as whole.

Patterns define districts. As patterns emerge they start to defined districts which have distinct and individual characters. Identifying the districts and understanding the patterns that constitute it is key to enhancing the installation as a whole. The object is to establish desirable patterns that act as guiding principles for future design.

The patterns are what breathes the spirit into the district, building or space. Patterns exist on three levels; urban scale, the building scale, and built details.

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VISUAL DISTRICTS

These districts are, within the installation, simply areas that currently have, or should have, a common visual theme. Visual districts can be any size and any configuration. Very often, visual districts correlate directly with land use areas, such as Industrial, Community or Administrative.

Other factors can often define visual districts, such as geographic features, circulation patterns, proximity to other functions, site lines, landmark buildings, etc.

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VISUAL CHARACTER

Establish architectural guidelines that specify a general design vocabulary for all buildings within the installation. The formulation of these guidelines should be derived from the following considerations as they relate to establishing a coherent theme, scale, form, and articulation among buildings within the installation. These over-reaching installation standards, while providing variation within each visual district, establish a common "visual thread" that ties all of the districts together.

Landscape/Landform Character

The natural site character of the installation in terms of its terrain and vegetation may lend itself to a particular character of development and architecture.

Urban/Rural Context

The general character of development within the installation, in terms of its intensity of land use, indicates a type and scale of development pattern and architecture that can range from dense and urban to sparse and rural. The guidelines should specify a desired character or transition in character among facilities within the installation.

Climate

The climate of an installation should heavily dictate an appropriate character of development and architecture that is conducive to user comfort and energy conservation.

Prevailing Regional Architectural Character

A regional architectural character that has historically developed in response to the climate, natural setting and available building materials of the region can provide a useful model for establishing the overall architectural guidelines for the installation.

Prevailing Architectural Character of Installation

The installation's prevailing architectural character may serve as the practical basis for establishing the guidelines for a coherent architectural character within the installation.

DESIGN STANDARD BASEWIDE

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DESIGN STANDARDS

Design Standards for buildings and supporting elements are outlined in this section. These standards encourage architectural compatibility using common forms, materials, colors, and architectural details.

The first priority is to achieve architectural compatibility for Morón Air Force Base as a whole.

The second priority is compatibility within an architectural setting or sub-area. Outstanding designs for individual buildings or facilities are the third priority. The goal is to design excellent facilities that satisfy all of these priorities.

The Executive Route requires special attention in the design of landscape, paving, lighting, screening, and security.

BASEWIDE

Morón AFB has established a direction for architectural unity. The existing architecture depicts a predominant materials palette and a consistency of material detailing. The following design standards are applicable to the entire installation.

Site planning and site development issues contribute significantly to the architectural context.

Building setbacks and the scale and definition of space are as fundamental to creating architectural compatibility as consistent façade designs. Develop exterior spaces to promote pedestrian use and activity and to connect buildings and the landscape. Use the landscape with other visual elements to create greater continuity.

BUILDINGS

Achieving compatibility among buildings is essential in creating an Architecture of

Community. Develop facilities with a common design theme and character to enhance architectural compatibility. Unify is the goal, not conformity.

Style/Form

Develop facilities with a common design theme and character to enhance architectural compatibility. Unity is the goal, not conformity

Use a roof form and shape similar to adjacent buildings.

Compliment historic features on high visibility facilities without duplicating.

Stress horizontal proportions in the design of the facade. Design windows, entrances and detailing to complement the horizontal proportions of the facade. Rectangular elements p g . 1 7 p g . 1 7

Morón AFB Architectural Compatibility Plan – DESIGN STANDARDS - BASEWIDE Page 17 are the standard for major building masses. Use clean, simple, contemporary forms and avoid curves or angular elements in plan.

Rectangular elements are the standard for major building masses. Use clean, simple, contemporary forms and avoid curves or angular elements in plan.

Articulate building facades to create areas of shade and shadow.

Emphasize the parts of all buildings to clearly show a division of roof, walls and base.

Utilize color, materials and/or details to express this division.

Fashionable or "trendy" forms should be avoided.

Use masonry detailing as accents in walls combined with sloped tiled roofs and modest eaves. Develop a strong relationship between buildings and exterior spaces

Major administrative buildings may have a more formal massing than any other building type, signifying their relative importance. This can be achieved through a more balanced, symmetrical design with less articulation.

Develop a strong relationship of buildings and exterior spaces.

Articulate building facades to create areas of shade and shadow.

Building entrances allow access into a building. The scale and detailing of an entrance gives the pedestrian a visual clue to identify the function and importance of a building. Building entrances should be readily distinguished as the

"entrance" to all buildings.

Locate primary building entrances to relate to adjacent building entrances and major pedestrian circulation routes.

Locate main entrances away from service areas.

Entrances should be an integral part of building design by means of: Building recess Building projection Ornamental or decorative detailing Glazed areas

Location of building entrances should be a careful balance between the desired site arrangement and the internal layout of the building.

Scale/Massing

New construction on the installation should avoid designs using one rectangular mass.

Avoid vast blank building walls facing streets.

Reduce the monumental appearance of large structures by developing smaller massing components along the ground plane.

Combine functions whenever possible to avoid a proliferation of small independent structures

For large buildings, human scale is improved to the extent that the mass is broken into smaller elements reducing the monumental appearance.

Break up the mass of large structures to allow for slope roofs to the maximum extent.

Articulate large roofs with clerestories, monitors, and skylights.

Except for major buildings, the scale for all buildings should be human, not monumental.

This human scale is achieved by using small (normal sized) windows, doors and details.

It is also conveyed by using normal floor-to-floor heights and floor-to-eave heights.

Recall a human scale in facades with water tables, belt courses, sills, lintels, friezes, and copings in a contrasting material, color, or pattern.

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Existing Buildings

Match the existing materials for addition / alteration projects unless a significant change to the exterior envelope is included.

Whenever possible bring existing facilities into compliance.

WALL SYSTEM

Walls provide the principal details and architectural features for buildings. These contribute significantly to the character of the base. The goal is to limit the palette of materials used on base.

Consistent use of colors and materials will bind the base together and reduce visual clutter caused by too much diversity.

Use brick and clayblock to be plastered as the primary material with architectural precast as an accent.

Combine exposed brick accent with plastered façade in singular buildings.

Use concrete masonry unit (CMU) block with interlocking reinforcing rebars and concrete filling material or solid reinforced concrete wall when required by AT/FP. Apply the finishes as established for the standards brick wall.

Use buff-colored exposed CMU, rough textured for small installation or annexes

Efflorescence in masonry work is unacceptable. Measures must be provided to prevent it.

Architectural Precast

Precast is appropriate for lintels, sills, belt courses and friezes.

Detailed designs and patterns may be cast into the pieces to create an individual character for a single facility or complex.

Use column to column precast concrete paneling for heavy duty industrial facilities.

Other Materials

Limit pre-finished metal wall panels to large industrial / flightline facilities and special applications.

Joint sealants shall match the color of the darker adjacent surfaces. When adjacent surfaces are the same color use a 10% darker joint sealant in the same color.

Beige is the standard color for stucco.

Two coat cement based stucco finished by floating is the standard.

Paint finishes by mean of Acrylic copolymer base textured coat

Accents / Detailing

High-visibility facilities shall demonstrate a greater use of detailing.

Use accents such as horizontal detailing, overhangs and friezes to highlight entries and enliven facades.

Combine ceramic tile and exposed brick as regional architectural character.

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Use joints, reveals, recessed panels, and expressed pilasters to break up flat facades and add visual interest.

Wall Components

Organize and coordinate placement of all mechanical, electrical, lighting, communication and other building components.

Integrate vertical components such as downspouts and control joints into the overall organization.

Do not expose conduits, cables, and piping on walls.

All meters, fire bells, vents, louvers, and electrical / communication boxes shall match the wall surface color on which the equipment is mounted.

ROOF SYSTEM

As one of the most prominent features of a building the roof, its color, material, and form, play a large role in architectural compatibility. Make the roof comparable in shape, slope, material, and color through the base.

Configuration

Use hipped roofs with pitches between 3:12 and 5:12.

Open gable elements may be used to accent entries.

Keep overhangs proportional to the size and height of the building.

Low sloped roofs are only a lowed for larger structures in combination with hipped roofs, facilities needing a walkable roof surface for the maintenance of special equipments, or to match existing conditions on renovation / alteration projects.

Flat roof are prohibited.

Materials and Color

For freestanding walls, use materials and colors similar to those on the main building.

Standard pitched tiled roof system composed of curved roof tiles, concrete or clay manufactured by means of extrusion, support board below tile of fiber-cement sheet and metallic structure constructed with cold rolled metal profiles.

Use the roof tile color from building 310 as the color reference for pitched roof tile.

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Design the low sloped roof of selfprotected membrane system by means of a PVC waterproof layer protected by a filtering tile of lightweight concrete and polystyrene. A warranted minimum slope of ¼ by 12 is required for low sloped roof.

Use insulated metal panel for metal building roofing. The reference color shall be “Crema

Bidasoa”. Roof flashing shall match the roof material and color

Parapets / Copings

Use only properly flashed precast concrete copings on all masonry parapet walls.

All precast copings should have raked joints filled with elastomeric joint sealants.

Limit painted metal copings to match existing conditions.

Fascias, Gutters, and Downspouts

Incorporate continuous metal fascias that are proportional to match the scale of the roof.

Fascia finish shall match the roof color when occurring with metal roofing.

Gutters on sloped roofs are required for entrances and shall be factory finished to match the roof color.

Integrate open-face downspouts with architectural details and match their color with that of the roof on brick buildings.

On painted buildings paint downspouts to match the wall color.

Do not use internal gutters. Interior roof drains shall be allowed only with running the rain water out to the roof perimeter is impossible by gravity.

Provide concrete splash blocks at grade draining or connected directly to the storm drainage system or French trench on flat topographies.

Roof Vents and Elements

Minimize, consolidate, and organize roof penetrations on the least visible side of the building.

Ridge vents are preferred. Louver grilles at gabled end walls are acceptable.

PVC pipes and other utility elements shall be screened or finished to match the roof color.

Do not use rooftop mechanical units. When required, minimize the negative visual effects with screening to match the roof color. Mechanical roof pits are not allowed.

Consider the use of dormer vents to conceal and screen exhaust fans.

Make mechanical vent sizes and shapes consistent with architectural elements.

Avoid roof-mounted antennas.

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ENTRANCES

Entrances act as a transitional element from exterior to interior and provide opportunities to create a focal point on a façade. They establish a user’s first impression and delineate the importance of the building by the size and architectural detailing of the entrance structure.

General

Ensure the building entrance is clearly visible and highlighted as a prominent feature.

Projected entrance features with gabled or hipped roof forms are preferred.

Create enclosed vestibules and weather-protected transition spaces at entrances.

Integrate handicapped ramps into designs.

Provide indirect lighting at building entrances integrated into the design

Primary Entrances

Provide overhead enclosure for weather protection.

Use accent pavers or colored concrete in approach walkways or at entry plazas.

Locate newspaper, vending machines, and similar elements out of view to avoid visual clutter.

Secondary Entrances

Reflect subtly the character of the primary entrances but with lesser detail.

Recessed entries are acceptable to provide areas of shade and weather protection.

Service Entrances and Emergency Egress

Minimize visual impact with proper sitting and access.

Provide unobtrusive service entrances that are physically and visually separated from primary and secondary entrances.

Incorporate egress structures such as stair towers into design.

Use landscaping and screen walls to screen and separate loading docks.

Do not use canopies at emergency egress doorways.

Drop-offs and Porte-cocheres

Limit to special, high profile facilities and match building character.

Design as an integral part of the building entrance using the same style, form, and materials.

Treat these sites as special, high profile design areas with corresponding amenities, design accents and formal landscaping.

Handrails

Handrails shall be finished with a dark brown powder coated surface.

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Integrate handrail designs with the facility design.

Plazas and Courtyards

The use of plazas and courtyards is encouraged at primary and secondary entries.

Use concrete surfacing with special joint patterns and/or brick colored concrete accent pavers.

Incorporate landscaping and lighting into the design.

WINDOWS AND DOORS

Windows and doors create a compliment in the facade and must be considered as individual details and for overall arrangement, order, and scale.

Openings

Use window type, size, placement and mullion pattern to emphasize overall architectural design.

Set windows back at least 3” from the building facade.

Incorporate operable windows with screens where possible.

Transom windows / elements above doors / windows are encouraged.

Doors and Frames

Use dark bronze anodized aluminum storefront systems with thermal-break construction.

Door, frame, and hardware colors shall match and be dark bronze anodized.

Limit hollow metal frames to security doors, utility rooms, and outlying sites.

All emergency egress and service doors and frames shall match adjacent surfaces.

Sealants applied adjacent to windows and doors shall match frame color.

Glazing

Use dark bronze tinted, dual-pane insulated glass.

Mirrored and plastic glazing shall not be used.

Translucent fiberglass insulated panels are acceptable. Use clear glazing on outside and white glazing on inside with dark bronze frames.

Ribbon windows may be used beneath eaves as an architectural feature.

Clerestories and Skylights

Integrate clerestories or low-profile skylights with building design.

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Clerestory windows shall be either glass or translucent insulated panels.

Provide mobile louvers devices for sunlight control to improve work areas and energy saving.

Security Screens

Electronic security systems or security glazing is preferred to physical screens or bars.

Where physical barriers are required, develop simple rectangular designs that are unobtrusive.

ANCILLARY STRUCTURES

Consistency in the color, materials, and form of ancillary structures provides continuity in the outdoor spaces on the base and reduces overall visual clutter.

General

Coordinate the sitting of all ancillary structures with each other and adjacent buildings.

Use non-weathering, corrosion resistant permanent materials.

Landscape ancillary structures consistent with larger structures.

Integrate the structure with landscaping, and other site elements.

Do not use temporary buildings.

Minimize the use and number of storage buildings, and consolidate in low-visibility areas.

Pavilions

Locate pavilions centrally among several facilities to create multipurpose use.

Construct new pavilions with brick columns and low-sloped gable, simulated ceramic tile terra cotta metal roofs at high-visibility locations.

Use manufactured pavilions in low-visibility locations with ACRB approval only.

Wood gazebos are not allowed.

Passenger Waiting Shelters

Use brick walls and standing seam metal roofs.

Provide glazing front and back to allow for views and wind protection for the user.

Use brick pavers or scored pavement patterns as accent.

Kiosks

Locate kiosks at high public use areas such as shopping areas, housing areas, and recreation areas.

Design kiosks with metal roofs, brick, and precast concrete details compatible with surrounding architecture.

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SCREENS AND ENCLOSURES

Screens and enclosures help to minimize the visual impact of undesirable features and provide separation and security where necessary. Both architectural and landscape screens – separately and in combination can be applied to achieve visual continuity throughout the base.

General

Where possible, use landscaping instead of walls for screening.

Use landscaping to soften walls, fences, and screen dumpsters.

Locate utility components in the least visible area with adequate access to minimize the need for screening and enclosures.

Ensure screens are high enough to conceal equipment, vending machines, and utilities.

Walls

Use CMU with precast-cap units when adjacent to or within 30 feet of a building to follow base design standards.

Generally, do not attach screen walls to buildings.

Do not place screen walls immediately adjacent to roadways or sidewalks.

Walls adjacent to building shall match the material.

Fences

Use wrought iron fencing for high visibility sites.

Use standard brick columns for screening.

Black vinyl-covered chain link fence in industrial and low-visibility sites is allowed with ACRB approval.

Perimeter fencing shall respond to the site context and use combinations of vinyl-covered chain link, decorative metal, or brick per ACRB direction.

Wood or white vinyl is allowed only in the Family Housing setting.

Dumpster Enclosures

Locate dumpsters to minimize visual impact;

follow base design standards.

Use CMU and precast cap unit for wall construction.

In high-visibility locations provide dark brown metal gates to screen dumpsters.

Provide 6" concrete filled dark brown protective bollards.

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Provide concrete pads and access aprons.

Include landscaping areas and provisions for pedestrian access.

Force Protection

Integrate security walls with the building architecture.

Use a combination of walls, bollards, and tension cables with landscape beds.

Minimize the visibility of all force protection devices with landscaping and integral designs.

LANDSCAPING

Use landscaping to enhance facilities and to unify the base. Organize landscape features to connect individual facilities to walkways, roadways, and open spaces.

Maintenance

Establish a maintenance program.

Use only approved planting materials as specified on the Landscape Materials listing

Appendix A3.

Allow shrubs to mass naturally and avoid ornamental pruning.

Use shredded softwood or rock mulch with landscaping fabric to increase moisture retention and control weed growth.

Provide sprinkler systems in planting areas.

Edging

Provide concrete edging at planting beds as the standard.

Raised planting beds constructed of brick may be used in pedestrian areas.

Landscape Screens

Where possible, use landscaping and berming instead of walls for screening.

Reduce the negative visual impacts of parking areas and unsightly features with landscape screening.

Use a three-tier landscaped screen that combines ground covers, shrubs, and small trees.

Roadways

Primary roadways use same species, deciduous and coniferous street trees equally spaced to coordinate with light standards.

Secondary and access roadways use a more random spacing of mixed species in clusters and / or groupings at focal points.

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Parking Areas

Reduce the visual impact of large parking areas with landscape buffers, berming, and parking islands.

Use street trees in medians and islands to create shade and interest.

Fill in between trees with low shrubs, flowers, and ground covers. Allow areas for pedestrian cross circulation.

Use shrubs in groupings around the perimeter of parking areas to soften views from the street.

Avoid the use of hedges outlining parking areas.

Use shrubs and landscaped berms to soften the impact of parking areas.

Facility

Use landscaping elements that compliment building architectural features and proportions.

Provide a soft transition from the horizontal ground plane to the plane of the building.

Highlight building entries and architectural features and screen unattractive building features such as utility risers or service areas.

Mix evergreen and deciduous palette of shrubs for seasonal interest.

Design randomly spaced plantings and tree massing to fill areas between facilities.

Use ground covers within planting beds.

Open Spaces

Use turf for all recreation areas, parade grounds, lawns, and open fields.

Create undeveloped natural areas using native grasses.

Incorporate maintenance-free ground cover materials in areas of steep slope or areas that are difficult to maintain.

WALKWAYS AND PATHS

Develop a consistent pedestrian circulation system of walkways and paths to enhance the community. Connect passenger waiting shelters, outdoor plazas, parks, and other pedestrian gathering sites into the overall circulation network.

Sidewalks

Provide walkways a minimum of 5 feet wide along all primary, secondary, and access roadways.

Maintain a minimum 3-foot wide landscaped parkway between curb and sidewalk.

Provide curvilinear walks for dormitory and housing areas.

Size sidewalks appropriately for the visual scale of the facility and the amount of pedestrian traffic volume.

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Use natural colored concrete with a broom finish and troweled edges.

Crosswalks and Ramps

Ensure that all paths lead to the safest crossing point possible, and cross roadways at 90-degree angles.

Incorporate ADA accessible curb ramps and crosswalk markings into all crosswalks.

Crosswalks should be designated with striping.

Construct all concrete curb ramps with a waffle stamp pattern and flared curb ramps.

Provide for adequate drainage away from the ramp or by drainage grates.

Recreation Trails

Provide a minimum 6-foot paved width in a free form configuration that follows the contours or other natural features.

Separate the trail system from vehicular traffic by a minimum of 10 feet.

Take advantage of natural environments such as the natural wildlife area.

Incorporate activity generators, interpretive signs, and recreation opportunities.

Provide a 5-foot by 10-foot paved rest area approximately every mile. Include a bench and litter receptacle at each location.

Use asphaltic concrete for the trail system. In highly natural settings use compacted, crushed fines.

Plazas and Courtyard Paving

Use standard brick pavers or colored concrete as a unifying theme for plazas and courtyard paving.

Concrete may be stamped to accent the design.

Use manufacturer standard patterns for concrete pavers.

Brick pavers shall be red. Refer to the Appendix for specs.

ROADS

Develop the transportation network to provide a consistent experience throughout the base. An organized system of primary, secondary, and tertiary arteries must provide sequential order with each hierarchy of roadway being designed consistently.

Primary

Primary roadways are the widest and fastest arterials.

Minimize stops and turns, and eliminate on-street parking.

Parking and service access curb cuts are discouraged.

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Keep parking areas and buildings away from the road edge.

Secondary

Secondary roadways are feeder streets from access roads to primary roads.

On-street parking is discouraged.

Keep off-street parking areas away from the road edge.

Minimize the number of curb cuts from driveways and area entrances.

Tertiary

Tertiary roadways are the narrowest and slowest public streets and provide access to individual sites or parking areas.

On-street parking and curb-cuts for driveways, parking lot entrances, and services drive entrances are allowed.

Maintain capability for large vehicles such as fire trucks and moving vans.

Service Drives

Service drives provide access for service vehicles to certain parts of a building or site.

Combine service drives for several facilities where possible.

Sidewalks can double as service drives; size and design accordingly.

Maintain a setback between the building and service drive.

Minimize the visual impact of service drives through correct placement of drives and landscape screening.

Paving

Use asphalt paving for all primary, secondary, and access roadways.

Use concrete paving in loading areas, dumpster enclosures, and sites used by heavy vehicles.

Gravel surfacing may be used on patrol roads and outlying sites only.

Incorporate a concrete apron where gravel roads meet paved roads.

All patching shall match adjacent materials.

Curb and Gutter

Comply with base CE standards for all 6-inch integrated concrete curb and gutter for all roadways in developed areas.

Patrol roads and service drives in outlying areas may not require curb and gutter, with ACRB approval.

Wheel stops in lieu of curbs are not allowed.

Do not paint concrete curbs.

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PARKINGS

Develop functional lots with clear circulation and a positive appearance that complements the facility. Provide a pleasant transition from the parking area to the facility.

General

Reduce large parking areas with landscaped islands and planting strips.

Combine parking areas for adjacent facilities.

Parking layout must address accessibility, maintenance, and safety issues.

Avoid parking directly in front of primary building entrances.

Provide spacing between parking lots and buildings in compliance with force protection standards.

Avoid parking on roads or within 40 feet of an intersection.

Use the 90-degree parking configuration when possible.

Provide 4" wide white striping for all pavement markings.

Do not paint handicapped parking symbols on the asphalt.

Medians and Islands

Provide paver islands for every 20 stalls.

Coordinate layout for light poles with the islands and minimize their number to provide the required illumination.

Provide designated areas for pedestrian cross traffic.

Reserved Parking

Minimize number of reserved spaces.

Designate spaces by rank or title with curb-mounted signs.

Paving

Asphalt paving is the standard. Use concrete where required for heavy vehicles, motorcycle parking, and where fuel spills may occur.

Curb and Gutter

Use concrete curbs and gutters for parking areas.

Asphalt curbs and wood timbers wheel stops are prohibited.

Do not paint concrete curbs.

Cover structures Use frames of variable section metal pipe.

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Purlins from cold rolled metal pipes are preferred.

Insulated standing seam roof system for covering is the standard.

Design cover system with frames every two parking spaces.

Provide lighting fixture every two parking spaces at no frame locations.

SIGNS

Signs are an important and positive element in the overall base appearance. Their purpose is to clearly communicate necessary or helpful information for directions, identification, and customer service without adding visual clutter.

General

Use concise, clear signing in accordance with Air Force and Morón AFB Sign Standards.

Minimize the number of signs used for each facility.

Signs must be consistent in style, placement, color, and language.

Avoid mottoes, super graphics, or individual titles on buildings or identification signs.

Color

Use dark brown for backgrounds with reflective white lettering on metal placards unless otherwise noted.

Use dark brown square metal posts.

Finish back of sign and fastening devices dark brown.

Identification Signs

Limit the use of monument signs to entry gates, headquarters buildings, housing neighborhoods, and special use areas/facilities with ACRB approval.

Limit the use of mottoes, individual titles, or insignia.

Incorporate landscaping, accent lighting, and / or paving.

Facility identification signs with street addresses are generally free standing and not applied to facility facades.

Display facility numbers in one location at the back or side corner of buildings, coordinated with architectural features.

Building-mounted signs or individual letters with corporate logos are allowed for commercial facility signs only with

ACRB approval.

Direction Signs

Use to identify highly frequented or special interest destinations and street names.

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Regulation Signs

Use for traffic control, parking, and base warnings.

Traffic control signs must follow the Manual on Uniform Traffic Control Devices administered by the…